Hughes IV H - Ambassador Commons Plan · Broussard, LA 70518

$250,990

3 bd · 2.0 ba · 1,536 sqft · SingleFamily · 590 Days on market

Fair condition

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick and Vinyl Exterior Recessed Can Lighting in Kitchen Walk-in Master Closet Covered Rear Patio

Key facts

• Upscale community
• 2 garage spots
• Listed 590 days

Tags

• UPSCALE COMMUNITY
• BRICK WITH HARDIPLANK SIDING
• 3CM GRANITE COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $250,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,674.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $251k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.7% below list).
• Recommended offer: $212k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#49 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, employment B+; Watch: amenities F, commute F, health & safety F.
• Lafayette Parish (urban): math 38% / reading 46% proficiency, ranked #19 of 98 in LA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Youngsville Middle School (math 42% / reading 52%, grade D+, #37 of 218 statewide, top 18%, 646 students, 49% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 341 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 590 days — a 12% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,646 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 590 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $278,674
• List price: $250,990
• Delta: -9.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Star Ln	0.18mi	3/2.0	1,536 (0%)	1mo	$255,920	$167	91
103 Lotus St	0.05mi	3/2.0	1,660 (+8%)	2mo	$262,894	$158	83
109 Lotus St	0.08mi	3/2.0	1,660 (+8%)	2mo	$259,578	$156	82
106 Lotus St	0.06mi	3/2.0	1,660 (+8%)	10mo	$258,735	$156	76
121 Lotus St	0.13mi	3/2.0	1,660 (+8%)	7mo	$262,933	$158	75
900 Summer St	0.21mi	3/2.0	1,660 (+8%)	6mo	$259,451	$156	72
804 Summer St	0.21mi	3/2.0	1,710 (+11%)	4mo	$264,394	$155	68
116 Lotus St	0.11mi	3/2.0	1,740 (+13%)	9mo	$269,675	$155	66
119 Star Ln	0.16mi	3/2.0	1,710 (+11%)	11mo	$261,550	$153	64
501 Summer St	0.15mi	3/2.0	1,740 (+13%)	9mo	$268,615	$154	63
117 Fawn Ln	0.73mi	3/2.0	1,520 (-1%)	10mo	$255,000	$168	56
202 Doe Ln	0.69mi	3/2.0	1,327 (-14%)	10mo	$298,500	$225	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-61,292
• Equity at exit: $41,551

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-74,060
• Equity at exit: $24,095

Cash invested: $78,029 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70518

• Home prices YoY: -16.0%
• Active inventory: 341
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$1,461
• Tax est. 1.5%: −$348 /mo · $4,180/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-254

Break-even live

Break-even rent $2,438

Max offer price $241,943

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-158	+0% $-254	+5% $-350	+10% $-446
Rent	-10% $-421	-5% $-337	+0% $-254	+5% $-170	+10% $-87
Rate	-1.0pp $-114	-0.5pp $-183	base $-254	+0.5pp $-326	+1.0pp $-400

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $69,668
• Closing costs: $8,360
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	23d	1	0.09mi
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	23d	1	0.94mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	15d	1	1.18mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	23d	1	1.37mi

Listing history 18 events

1. 2026-06-21
   days on market $250,990 Active 590 DOM
2. 2026-06-18
   days on market $250,990 Active 587 DOM
3. 2026-06-17
   days on market $250,990 Active 586 DOM
4. 2026-06-16
   days on market $250,990 Active 585 DOM
5. 2026-06-15
   days on market $250,990 Active 584 DOM
6. 2026-06-14
   days on market $250,990 Active 582 DOM
7. 2026-06-13
   days on market $250,990 Active 581 DOM
8. 2026-06-10
   days on market $250,990 Active 579 DOM
9. 2026-06-09
   days on market $250,990 Active 578 DOM
10. 2026-06-08
    days on market $250,990 Active 577 DOM
11. 2026-06-07
    days on market $250,990 Active 576 DOM
12. 2026-06-05
    days on market $250,990 Active 573 DOM
13. 2026-06-03
    days on market $250,990 Active 572 DOM
14. 2026-06-02
    days on market $250,990 Active 571 DOM
15. 2026-06-01
    days on market $250,990 Active 570 DOM
16. 2026-05-31
    days on market $250,990 Active 569 DOM
17. 2026-05-30
    days on market $250,990 Active 568 DOM
18. 2024-11-08
    listed $250,990 Active 98-char remark

    Show marketing remark (98 chars)

    Brick and Vinyl Exterior Recessed Can Lighting in Kitchen Walk-in Master Closet Covered Rear Patio

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,398
• − Mortgage interest: −$15,610
• − Property taxes: −$4,180
• − Insurance: −$1,393
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$8,107
• Taxable loss: −$7,956
• Est. tax savings @ 24.0%: +$1,910
• After-tax cash flow: $-1,137/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and replacing worn-out fixtures would be the highest-ROI updates for both resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — No visible damage, but potential wear.
• Minor Bathroom fixtures — No visible damage, but potential wear.
• Minor Roof shingles — No visible damage, but potential wear.
• Minor Exterior siding — No visible damage, but potential wear.
• Minor Interior walls — No visible damage, but potential wear.
• Minor Windows — No visible damage, but potential wear.
• Minor HVAC filters — No visible damage, but potential need for cleaning or replacement.

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal and home value.
• Rental Replace worn-out fixtures — Upgrading fixtures can attract renters and increase rental value.
• Both Clean and maintain HVAC system — A clean and functioning HVAC system is essential for comfort and can improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No visible damage, but potential wear.	Minor	$500–3,000
Bathroom fixtures · No visible damage, but potential wear.	Minor	$500–3,000
Roof shingles · No visible damage, but potential wear.	Minor	$500–3,000
Exterior siding · No visible damage, but potential wear.	Minor	$500–3,000
Interior walls · No visible damage, but potential wear.	Minor	$500–3,000
Windows · No visible damage, but potential wear.	Minor	$500–3,000
HVAC filters · No visible damage, but potential need for cleaning or replacement.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can significantly improve curb appeal and home value. ↑
• Rental Replace worn-out fixtures — Upgrading fixtures can attract renters and increase rental value. ↑
• Both Clean and maintain HVAC system — A clean and functioning HVAC system is essential for comfort and can improve both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lafayette Parish
• NCES district ID: 2200870
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 46% ▼ -24.00%
• Median HH income: $50,238
• Composite: 36.15/100
• National rank: #4741
• State rank: #19 of 98 in LA

Livability — Broussard

• Score: 71/100
• State rank: #49
• US rank: #7184

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broussard, LA
• County: Lafayette Parish · 207,544 people
• City population: 17,263
• Metro: Lafayette, LA
• Population (ZIP): 17,263
• Household income: $106,710
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 117.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 280,930 people
• By 2030: 301,092 · +7.2%
• By 2040: 339,456 · +20.8%
• By 2050: 375,156 · +33.5%
• By 2075: 451,672 · +60.8%
• By 2100: 497,203 · +77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 20% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.8% · Other 1.7%
• 2008→2024 swing: -0.1pp no change · 2008: -31.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+28.7 2016: R+33.6 2012: R+33.7 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.65%
• Current HPI: 160.4167
• Rent YoY: —
• Metro: Lafayette, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

1 event — show timeline

• 2024-11-08 Listed $250,990 Zillow